Hwy. 7 and Glenhurst

Planning Commission
Meeting Date: January 7, 2015
Agenda Item 3A.
3A.
Hwy. 7 and Glenhurst – Comprehensive Plan Amendment
3907 & 3915 Highway 7; 3031 Glenhurst Avenue; 3914 & 3918 West 31st Street
Case No.: 14-28-CP
Applicant: Bader Development
Recommended Chair to close public hearing.
Action: Motion to recommend approval of an amendment to the 2030
Comprehensive Plan Land Use Map.
Current Comprehensive Plan Designation:
COM – Commercial
RM – Medium Density Residential
Proposed Comprehensive Plan Designation:
MX – Mixed Use
Proposed Project Density:
69 units per acre
Existing Zoning:
C2 – Commercial
R-4 Multiple-Family Residence
Property Owner:
3907 Hwy 7 – George West
3915 Hwy 7 – Frayne Johnson
3031 Glenhurst Ave – Steven Klumpner
3914 W 31st St – Amber Ramirez-Acosta
3918 W 31st St – Troy Gambucci
Description of Request:
Bader Development has requested an amendment to the 2030 Comprehensive Plan Land Use
Map for 3907 & 3915 Hwy 7, 3031 Glenhurst Ave, and 3914 & 3918 W 31st St. If
recommended by the Planning Commission and approved by the City Council, this amendment
would:
· Modify the Comprehensive Plan Land Use Map for these parcels from Commercial and
Medium Density Residential to Mixed Use.
· Allow the applicant to request a rezoning of the property as a Planned Unit Development.
· Allow the applicant to combine the parcels through a preliminary and final plat.
The combined size of all parcels is 2.23 acres, including the existing alley which the developer
would request the City to vacate. The development proposal for the site includes a mixed-use
building consisting of 150 units and 10,000 square feet of office space. The building would be a
total of five stories tall at Highway 25 and three stories above grade at West 31st Street. Concept
development images and a map depicting the Comprehensive Plan map amendment are attached.
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Page 2
Background:
Bader Development approached the owners of the subject properties to assemble a site that
would accommodate their development concept. The properties include a mix of residential and
commercial buildings, including the Battlefield Books and Memorabilia Store and the ASAP
Printing building. As has been discussed at previous study sessions with the Planning
Commission and City Council, the ASAP building has been determined to be eligible for listing
on the National Register of Historic Places. The current property owner has chosen not to pursue
listing the property, and Bader Development has indicated they are not interested in pursuing
listing the property; a decision that lies with the property owner. Staff and the developer have
had discussions about allowing various historic entities to document the building if the proposed
development were to proceed.
The developer has scheduled a neighborhood meeting for January 6, 2015. A summary of the
neighborhood meeting will be presented by Staff to the Planning Commission.
Site Conditions:
The combined parcels are 2.23 acres in size and feature two single family homes, a multi-family
building, the Battlefield Books and Memorabilia Store and the ASAP Printing building . The
single-family homes are one story and the multi-family building is two to three stories. The
commercial buildings are both two story buildings.
The proposed development is in the Triangle Neighborhood and is within one-half mile of the
proposed West Lake Southwest LRT station, and just over one-half mile from the Beltline
Southwest LRT station. The site is also served by the numbers 17 and 25 bus routes. The site lies
between France Avenue and Glenhurst Avenue just south of the Highway 25 (CSAH 25)
frontage road. As a note: Highway 7 was the previous designation of this road, but it was turned
over to Hennepin County and the current road designation is County Road 25. The Minneapolis
City Boundary is on the east side of the site, running down France Avenue. There are singlestory houses and a three-story apartment building across 31st Street to the south of the
redevelopment site, single-story houses and Vescio’s restaurant to the west of the site, and a
four-story apartment building across France Avenue to the east. An alley divides the
redevelopment site connecting France Avenue and Glenhurst Avenue. The property north of the
alley is zoned C-2 Commercial, and the properties south of the alley are zoned R-4 Multiple
Family Residence.
The site slopes from W 31st Street down toward the Highway 25 frontage road, with the most
significant grade change, approximately 15 feet, between 31st Street and the southern portion of
the parking lot behind the ASAP building. The site lies within the Minnehaha Creek Watershed
District.
Development Proposal:
The developer proposes to remove all of the existing buildings and residences and replace them
with a residential development that includes some commercial space. The development concept
consists of approximately 150 apartment units, including 30 affordable units, and 10,000 square
feet of ground-floor office space along with underground and surface parking. The proposed
building would front on CSAH 25 and be five stories tall, with the fifth story stepped back from
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Page 3
the street. The building would be three stories tall facing W 31st Street, with the building being
built into this hillside. Graphics and plans depicting the proposed buildings are included as
attachments.
The current site plan indicates the arrangement and footprint of the buildings as well as parking
areas. The developer is working with an engineer to evaluate stormwater management on site
and is communicating with the City’s Water Resources Manager.
Parking for residents would be provided in a structured ramp, that would be primarily
underground. The proposal also includes on-site surface parking for the office space and guest
parking. As proposed, the development exceeds the parking requirements found in the Zoning
Ordinance, with a total of 285 spaces while 265 are required. The development is eligible for a
transit reduction to the parking requirements for the office use. The reduction is 10%, which
would decrease the total required parking spaces to 261. Parking access is proposed from France
Avenue or Glenhurst Avenue with a driveway connecting between the two streets. City staff is
also discussing the possibility of connecting France Avenue to 31st Street. This connection is
being considered as a way to provide better circulation through this area for vehicular traffic as
well as for providing smaller block sizes for pedestrian and bike circulation. Further discussion
of this connection will take place, and details worked out, if the project moves forward.
The concept site plan was designed to improve the appearance along the CSAH 25 Frontage
Road by bringing the buildings closer to the street and placing parking areas toward the rear of
the site. The building is also designed to be sensitive to the nature of the adjacent uses by placing
the taller portions of the building at CSAH 25 and the shorter portions of the building across
from the 1 – 1.5 story houses.
Comprehensive Plan Amendments:
A request for amending the City’s land use plan and zoning map should be evaluated from the
perspective of land use planning principles and community goals. These reflect the community’s
long range vision and broad goals about what kind of community it wants to be and what makes
strong neighborhoods.
This amendment request is driven by a specific proposal for development. The request is for
residential development at a density of 69 units per acre, which is considered High Density (RH)
in the Comprehensive Plan. Due to the proposed inclusion of an office use in the project, a
change to MX – Mixed Use would be most appropriate.
General Consistency with the Comprehensive Plan
The City’s land use plan should reflect the broad goals, policies and implementation strategies
incorporated in the Comprehensive Plan. These elements are the basis for evaluating the
requested change.
The proposed change to the Comprehensive Plan map meets many of the goals found in the Land
Use chapter, including:
- human scale development
- increase mix of housing types and housing choices
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Page 4
- promote medium and high density residential development near commercial centers
- ensure that new medium and high density residential development is near transit service
Changing the Comprehensive Plan map will allow for additional housing units, including
affordable units, in an area that is well served by transit, and along a vibrant commercial
corridor. The general area of the development proposal consists of a mix of single-family
houses, smaller multi-family houses, such as duplexes, three to four story apartment complexes
and commercial buildings. The Comprehensive Plan calls for an increase in the availability of
neighborhood housing choices and a broader range of housing types. The proposed development
would provide higher density apartment housing, including affordable units, in a building that is
respectful of the scale of the surround structures.
Availability of Infrastructure
The City Engineer has reviewed the proposed development concept and found the public water
and sewer infrastructure in the area to be adequate to serve the proposed development. A traffic
study is currently underway to review the projected potential impacts of the development on and
capacity of adjacent roadways. The Comprehensive Plan identifies CSAH 25 as an “A Minor
Augmentor”, which should have more than sufficient capacity for the proposed development. A
detailed traffic study report will be available at the Planning Commission meeting. As mentioned
previously, Staff will also continue to discuss the possibility of connecting France Avenue to
West 31st Street.
Impacts to Surrounding Properties and the Physical Character of the Neighborhood
Removal of the existing buildings will change the character of the site. The proposed
development generally follows the height, density and ground floor area ratio of the RC Zoning
District, which has similar dimensional standards as the C2 District, of which a portion of the site
is currently zoned. The current development concept includes stepping back the upper floors of
the building as well as building walk-up units along France Avenue and West 31st Street in order
to create a more pedestrian friendly environment and to provide a more interesting building
façade. It is anticipated that the property would be rezoned as a Planned Unit Development
(PUD).
The most noticeable impact to the area would be the addition of a great number of residents.
Having more residents in the neighborhood will provide more activity than strictly retail and
low-density residential housing. The proposed development concept minimizes the impacts of
the building on the neighborhood with various architectural solutions, such as the inclusion of
walk-up units, and stepping back upper stories of the building, and the site design provides an
excess of parking over City requirements.
Public Process:
· October 13, 2014:
· November 10, 2014:
· November 24, 2014:
· December 17, 2014:
· January 6, 2015:
· January 7, 2015:
Council report at Study Session
Council discussion at Study Session
Council report at Study Session
Planning Commission discussion at Study Session
Neighborhood Meeting, City Hall Community Room
Planning Commission Public Hearing
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
·
·
January 12, 2015:
January 20, 2015:
Page 5
Council discussion at Study Session
Council action on Comprehensive Plan Map Amendment Request
After the Planning Commission reviews the request for an amendment to the Comprehensive
Plan map and holds a public hearing, the request will go before the City Council. If the
Comprehensive Plan map amendment is approved, the developer intends to apply for a PUD, a
plat and a request for a vacation of the alley.
Summary:
Requested is a Comprehensive Plan Land Use Map amendment to change the property at 3907 &
3915 Highway 7, 3031 Glenhurst Avenue, and 3914 & 3918 West 31st Street from COM –
Commercial and RM – Medium Density Residential to MX – Mixed Use. The Comprehensive
Plan amendment must be approved prior to review of other applications that would allow the
developer’s proposal to move forward.
Recommendation:
Staff recommends approval of the Comprehensive Plan Land Use Map Amendment. The
proposed development provides for additional housing in the project area and meets the
Comprehensive Plan’s goal of increasing medium-density and high-density housing near transit
service.
Attachments:
Aerial Photo
Comprehensive Plan Land Use Map, Existing – Proposed Project Area
Comprehensive Plan Land Use Map, Proposed – Proposed Project Area
Concept Development Plans
Prepared by:
Reviewed by:
Ryan Kelley, Associate Planner
Sean Walther, Senior Planner
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Aerial
Page 6
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Page 7
Comprehensive Plan Land Use Map - Existing
Agenda Item No. 3A – Highway 7 & Glenhurst Avenue – Comprehensive Plan Amendment
Meeting Date: January 7, 2015
Page 8
Comprehensive Plan Land Use Map – Proposed
BADER - HIGHWAY 7 & GLENHURST MIXED USE
Saint Louis Park, Minnesota
November 4, 2014
BUILDING CONCEPT
113-0098.0
7
FRANCE AVE S
MN
OAD
R
E
VIC
SER
WALK-UP UNITS
IMPROVEMENTS ON
CITY PROPERTY
GLENHURST AVE S
LOBBY AMENITY
OFFICE
POOL
BIKE STORAGE
OFFICE PARKING
RESIDENTIAL PARKING BELOW
WALK-UP UNITS
WEST 31ST STREET
HIGHWAY 7 & GLENHURST MIXED USE
NORTH
Saint Louis Park, Minnesota
December 1, 2014
SITE PLAN - NOT TO SCALE
13-098.00
64’
36’
32’
FRANCE AVE
32’
GLENHURST AVE
64’
32’
49’
31ST ST
HWY 7
BADER - HIGHWAY 7 & GLENHURST MIXED USE
Saint Louis Park, Minnesota
November 4, 2014
SITE SECTIONS
113-0098.0
HIGHWAY 7 & GLENHURST MIXED USE
Saint Louis Park, Minnesota
December 1, 2014
AERIAL VIEW
13-098.00
HIGHWAY 7 & GLENHURST MIXED USE
Saint Louis Park, Minnesota
December 1, 2014
AERIAL VIEW
13-098.00